In response to concerns of the “lottery effect” of public housing, Minister Desmond Lee noted that a “whole range” of ideas could be applied in the new housing model, including introducing restrictions to resale conditions for flats in prime estates.
With future Build-to-Order (BTO) flats within “new areas with very prime attributes” expected to be ”a lot more expensive” than current flats, National Development Minister Desmond Lee said a new housing model would be needed for public housing in such areas, reported Channel News Asia (CNA).
To maintain affordability, flats in such areas may be further subsidised, but may come with some restrictions on resale conditions, said Lee in a Facebook post.
Lee’s statement come amid concerns of the “lottery effect” of public housing, in which owners of subsidised flats within prime areas dispose of their homes for way higher prices compared to their initial purchase price.
Recommended article: BTO Prices Have Gone Up, But Have They Necessarily Become More Expensive?
Singapore has unveiled plans to develop thousands of flats within the Greater Southern Waterfront, which is set to become part of the Central Business District (CBD).
In his National Day Rally speech last year, Prime Minister Lee Hsien Loong revealed that the development will be six times bigger than Marina Bay at 2,000 hectares.
Lee, however, acknowledged that additional subsidies may lead to an “issue of fairness” once they result to higher capital gains for buyers.
“In addition, we want to preserve the character of public housing in these estates, so that like other HDB estates in Singapore, they continue to remain inclusive over time,” said Lee as quoted by CNA.
“Hence, we will have to consider measures for upcoming new flats in the prime areas that balance between these various objectives.”
To cater to different needs, Lee said a range of flat types will be offered in these estates, including two-room Flexi units and rental housing where possible.
Suggested read: HDB Flats in Singapore (2020): Are Resale Units Really More Expensive Than BTOs?
He noted that a “whole range” of ideas could be applied to future flats in the new housing model, and the National Development Ministry is exploring its options.
“We have received many ideas – for example, some have suggested introducing some restrictions on the resale conditions for future prime area projects,” said Lee.
In November, Lee had said during an interview with Lianhe Zaobao that the Greater Southern Waterfront project was still “quite far down the line” and that other sites with very prime attributes may “be rolled out in the months and years ahead”.
He reiterated that a public feedback would be sought by the Housing and Development Board through engagement sessions in the next few months.
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Unveiling The Crown Jewel Of Residential Collection - Promenade Peak Opens For Preview
Allgreen Properties (Allgreen) is pleased to announce the preview of its latest luxurious residential development, Promenade Peak, on 17 July 2025, with the official launch scheduled for 2 August 2025. Promenade Peak is a 99-year leasehold development featuring 596 units in a 63-storey tower. Situated next to the Singapore River and Great World shopping mall, it offers commanding views of the skyline and convenient accessibility to Great World and Havelock MRT stations, both within a 4-minute walk. The development is also just minutes’ drive from Orchard Road and the Central Business District (CBD) and within walking distance to River Valley Primary School.
Promenade Peak offers a diverse range of unit types, from one-bedroom plus study to two-through five-bedroom units, ranging from 527 square feet (sq ft) for a one-bedroom plus study to 1,884 sq ft for a five-bedroom premium unit. Similar to Great World address at 1 Kim Seng Promenade, Promenade Peak will have the address 1 Zion Promenade. The same naming convention is adopted in Promenade Peak at 1 Zion Promenade which conveys exclusivity and reflects unique curved frontage along the water.
Where Connectivity meets Convenience
Promenade Peak is well-connected to major arterial roads and expressways such as the Central Expressway (CTE) and Ayer Rajah Expressway (AYE). It is a short five-minute drive to the Orchard Road shopping belt and CBD. The nearby Great World MRT station offers commuters easy access to Orchard, the CBD, and Marina Bay areas. Additionally, commuters can travel conveniently to the city via the Thomson-East Coast Line and to the eastern parts of Singapore via the East-West Line from Outram MRT station, just two stops away. A covered pedestrian linkway from the development which will provide sheltered access to both the Great World and Havelock MRT stations is being planned.
The vicinity boasts a plethora of dining options, with an abundance of good food and shopping conveniences at Great World Mall, Valley Point Shopping Centre, Tiong Bahru Plaza, as well as Robertson Quay and Clarke Quay. Additional F&B choices are available at Orchard Road and Dempsey Hill. Nature enthusiasts will appreciate nearby spots such as Fort Canning Park and the Botanic Gardens, both just minutes away by car.
The Development
Standing at 63 storeys, Promenade Peak is Singapore’s tallest prefabricated prefinished volumetric construction (PPVC) residential development. Soaring 240 metres above the iconic Singapore River, it offers stunning panoramic views including the sea and Sentosa Island to the south; Marina Bay and the CBD to the southeast; and Orchard Road and Bukit Timah Hill to the north.
The façade reflects the glistening surface of water, incorporating a texture that creates a fluid, pixelated effect. Its monolithic form is accentuated by vertical fins juxtaposed against an array of dissolving pixels as the structure ascends to the peak. Promenade Peak features three tiers of residences separated by sky gardens. The two lower tiers, known as the Promenade Collection, comprise 480 units spanning Levels 2 to 42. These units range from one-bedroom plus study to three-bedroom layouts, with sizes from 527 to 1,076 sq ft. Prices for units in the Promenade Collection will start from $2,680 psf.
The top tier, Promenade Suites, occupies Levels 44 to 62 and includes 114 units, featuring three-bedroom premium, four-bedroom premium, and five-bedroom premium layouts. Sizes range from 1,163 to 1,884 sq ft, and all units come with private lift access. Level 63 houses two exclusive penthouses, each spanning 4,144 sq ft. Prices for the three-bedroom premium units in Promenade Suites will start from $3.6 million, four-bedroom units from $4.4 million, and five-bedroom premium units from $6.2 million.
Exclusive Amenities Across Three Sky Gardens
Social Peak (Level 22): A meticulously crafted space featuring a Hanging Garden, Floating Hammocks, Cabanas, and Social Pods perfect for relaxing with a coffee while watching the city bustle below.
Wellness Peak (Level 43): An entire floor dedicated to fitness, equipped with an Outdoor Fitness Arena, Gymnasium, Boxing Arena, and Cross Training Arena ideal for body, mind, and soul wellness.
Sky Peak (Roof Level): Home to the tallest infinity pool in a pure residential development, accompanied by a Sky Champagne Pool, Sky Lounge, and function room offering unrivalled skyline views of the city.
The Grand Promenade on Level 1 focuses on wellness and nature, enveloping residents in greenery and water features to enhance tranquility and well-being. Facilities include a 50-metre lap pool, hydrospa pool, BBQ pavilions, children’s indoor play area, and a pickleball court. Residents can also enjoy serene walks along the Tree Top Walk and Tree Top Pavilion trails.
Environmentally-Friendly Features
The development incorporates environmentally sustainable features, such as low volatile organic compounds (VOC) paint, energy-efficient appliances, and electric vehicle charging stations. These efforts earned Promenade Peak the BCA Green Mark Platinum Super Low Energy award.
Thoughtful Designs and Premium Provisions
Every unit is thoughtfully designed with premium finishes to complement the refined façade. Kitchens come fully equipped with luxury appliances from Miele, while bathrooms feature premium sanitary wares and fittings from Laufen and Gessi. Ernesto Meda lifestyle bars are included in all Promenade Suites units.
The one-bedroom plus study, two-bedroom and two-bedroom plus study units feature an invisible induction cooker hob seamlessly integrated into the Inalco countertop, revolutionising the cooking experience.
Promenade Peak also offers smart home provisions such as smart door locks, smart air-conditioning controls, and smart smoke detectors all remotely controllable via an app. The smart home hub allows flexibility to connect additional smart devices tailored to individual lifestyles.
Allgreen’s Heritage in the Neighborhood
Allgreen has a well-established presence in the area. Its first residential project was the 288-unit Yong An Park on River Valley Road, completed in 1986, followed by the 292-unit Regency Park on Nathan Road in 1987, and the 264-unit Tiara completed in 2015.
The company’s flagship mixed-use property, Great World (formerly Great World City), was completed in 1997 and underwent a $50 million revamp completed in 2020. Through this long presence, Allgreen has developed a deep understanding of the area, aiming to better serve both shoppers and residents.
A comprehensive overview of the BTO July 2025, covering flat supply, locations, policies, pricing, prep tips and strategy.
Note: In the BTO July 2025, HDB has increased the allocation quota for second-timer families by five percentage points for three‑room and larger flats, providing more opportunities for upgraders.
July 2025 BTO Launch at a Glance
Total flats: Approximately 5,400 BTO units, across seven towns.
Project sites: Simei (Tampines), Woodlands North Coast, two sites in Bukit Merah, Toa Payoh, Clementi, Bukit Panjang, and Sembawang.
Connectivity: Five of the seven sites are located within 600 metres of MRT stations.
Sales Exercise: Running alongside the Sale of Balance Flats (SBF) with around 3,000 units, suitable for immediate or short-term occupancy.
Shorter Waiting Time (SWT): Many July units were built with SWT options to reduce waiting time.
The July BTO 2025 launch brings about 5,400 flats across seven locations, including Simei, Toa Payoh, Bukit Merah, and Woodlands. This round also introduces new policies, including deferred income assessment for young couples, a stricter ballot shortlisting process, and a nationwide push for Shorter Waiting Time (SWT) flats.
If you’re planning to apply, here’s a quick guide to the locations, prices, policies, and what to expect from this launch.
Overview of Each BTO
Simei (Tampines): A Long‑Awaited Comeback
Woodlands North Coast: Waterfront Transformation Underway
Bukit Merah (Alexandra / Tanglin): Inner‑City, Prime Living
BTO Toa Payoh: Central Location with Educational Depth
Clementi: New Flats Near MRT, Schools, and Amenities
Sembawang: Spacious Family Living in Green Surroundings
Bukit Panjang: Suburban Green with Transit Access
July 2025 Projects Overview
Town / Project
Units
Flat Types
MRT / Transport Access
Estimated Waiting Time
HDB Classification
Simei (Tampines)
380
Two‑room Flexi, four-room, five‑room
Five-minute walk from Upper Changi MRT Station (DT34)
48 months
Standard
Woodlands North
1,130
Two‑room Flexi to five‑room
Woodlands North MRT Station (TE1)
47 to 48 months
Standard
Bukit Merah (Alexandra)
490
Three‑room, four‑room
Ten-minute walk to Redhill MRT Station (EW18)
Subject to change
Prime
Bukit Merah (Tanglin)
590
Two-room Flexi to four‑room
Redhill MRT Station (EW18)
Subject to change
Prime
Toa Payoh
720
Two‑room Flexi to four‑room
Five‑minutes walk to Caldecott MRT Station (CC17/TE9) & Braddell MRT Station (NS18)
55 months
Plus / Prime
Clementi
750
Two‑room Flexi to four‑room
Steps from Clementi MRT Station (EW23)
Subject to change
Plus
Sembawang
750
Two‑room Flexi to five‑room, three‑Gen
One km from Sembawang MRT Station (NS11) via bus link
55 to 56 months
Standard
Bukit Panjang
620
Two‑room Flexi to four‑room
Bangkit LRT Station (BP6) (connects to Choa Chu Kang MRT Station (NS4/BP1))
Subject to change
Standard
BTO SG launches with Price Estimates and Active Listings by Project Area
Simei returns to the BTO lineup for the first time since the 2011 launch of Parc Lumiere. Situated between Simei Road and Upper Changi Road East, the development offers excellent connectivity to the Downtown Line, with Expo MRT Station (CG1/DT35) and Changi Airport easily accessible.
Project at a Glance: Simei (BTO Tampines 2025)
Feature
Details
Flat Types
Two-room Flexi, four-room, five-room
No. of Units
380
Estimated Waiting Time
48 months
Nearest MRT
Upper Changi MRT Station (DT34) – five-minute walk Expo MRT Station (CG1/DT35)
This is the second BTO in the Woodlands North Coast precinct, following the February 2024 release. Positioned next to Woodlands North MRT Station (TE1) and near the checkpoint, the project is well-suited for cross-border workers. It forms part of a planned mixed-use waterfront community with long-term prospects.
Project at a Glance: Woodlands North Coast (July 2025)
These two city-fringe sites are expected to fall under HDB’s prime classification. One occupies the former Alexandra Post Office site, offering proximity to the canal park, while the other is located along Tanglin Road, near established schools and lifestyle amenities.
Toa Payoh’s upcoming BTO sits between Toa Payoh Rise and Braddell Rise, offering access to both Caldecott (Circle and Thomson Lines) and Braddell (North-South Line) MRT stations. Its standout feature is proximity to top schools like Raffles Girls’ School and Raffles Institution.
Located beside Clementi MRT Station (EW23) and The Clementi Mall, this development adds roughly 750 units to an area that hasn’t seen a BTO launch since 2017.
The Sembawang BTO launch will introduce around 750 flats. Although it is approximately one km from the MRT, the development is well-connected by bus and offers proximity to family care amenities and schools.
This project benefits from immediate access to Bangkit LRT Station (BP10), Choa Chu Kang MRT Station (NS4/BP1), and is adjacent to Zhenghua Nature Park, making it ideal for families seeking a tranquil living environment.
Project at a Glance: Bukit Panjang (July 2025)
Feature
Details
Flat Types
Two-room Flexi, three-room, four-room
No. of Units
620
Nearest Transit
Bangkit LRT Station (BP10), Choa Chu Kang MRT Station (NS4/BP1)
Nearby Landmarks
Zhenghua Nature Park, Beacon Primary School
Amenities
Minimart, eateries, and shops onsite
Classification
Standard
Looking at other upcoming launches beyond July? Tengah BTO projects have been attracting strong demand in recent years. If you’re open to renting in Tengah while waiting for your new flat, view Tengah HDB rentals here.
Key Policy Updates for the July 2025 BTO Launch
Deferred Income Assessment Young couples (under 30, students, or NSmen) can declare their income later to improve their loan and grant chances.
Nationwide SWT Rollout Approximately 3,800 SWT flats are expected to be launched in 2025, significantly reducing waiting times.
Sale of Balance Flats (SBF) Around 3,000 near-complete units were released in July for quicker move-in.
Family Care Scheme (FCS) New grant scheme supports families living near the elderly or dependents.
Greater Access for Singles and Multi-Generation Families More two-room Flexi flats in mature areas and new three-generation units in Sembawang.
Planning for the July 2025 BTO Launch?
If you’re eyeing a unit in the July 2025 BTO launch, be sure to apply for your HDB Flat Eligibility (HFE) letter early. This helps you understand your financing options and grant eligibility before the application window opens.
For more property news, tips, and housing guides, visit the PropertyGuru Guides section.
Still searching for your future home? Head over to PropertyGuru to browse top new launches and resale listings across Singapore.
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